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Home My WebLink AboutZMA200800005 Review Comments Zoning Map Amendment 2008-10-20COUNTY OF ALBEMARLE Project Name: ZMA 2008-05 Old Trail Village Staff: Claudette Grant Block 2 Planning Commission Public Hearing: Board of Supervisors Public Hearing: October 11, 2008 October 12, 2008 Owners: March Mountain Properties Applicant: Beights Development with Collins Engineering (Scott Collins) as contact Acreage: approx. 372.326 acres Rezone from: NMD to NMD to accommodate change to Code of Development TMP: 55E1 -A1 (portion) By -right use: Residential and commercial uses. Magisterial District: White Hall Proffers: Yes (Amendment to refer to revised Table 4 of the amended Code of Development) Proposal: Amend Code of Development to Requested # of Dwelling Units: No change in dwelling include rest home\assisted living as an allowable unit numbers is requested. use for approved ZMA200400024 (Old Trail NMD) DA (Development Area): Community of Crozet Comp. Plan Designation: CT5 - mixed residential and commercial uses. Character of Property: The subject property is Use of Surrounding Properties: The surrounding located on the north side of Route 250 West, property is primarily residential, much of which is under approximately 2,000+ feet west of the intersection construction. Henley Middle School and Brownsville of Miller School Rd. and Route 250. The property Elementary School are adjacent to the subject property. and the area are currently under construction. The property located to the west of the subject site is the (See Attachments I & ll) Old Trail Golf Course, and across the street is Western Albemarle High School. Factors Favorable: Factors Unfavorable: 1. The rezoning amendment is consistent Staff has identified no factors unfavorable to this with the Crozet Master Plan. request: 2. The addition of rest home as an allowable use provides variety to residential unit types. 3. Rest homes typically have low impacts on a community. RECOMMENDATION: Staff recommends approval of ZMA 2008-000005 Old Trail Village Block 2, inclusive of revised proffers, and revised Table 4 of the Code of Development. PLANNING STAFF REPORT SUMMARY STAFF PERSON: CLAUDETTE GRANT PLANNING COMMISSION: NOVEMBER 11, 2008 BOARD OF SUPERVISORS NOVEMBER 12, 2008 ZMA 08-05 Old Trail Village Block 2 PETITIONS PROJECT: ZMA200800005 Old Trail Village Block 2 PROPOSAL: Amend Code of Development to include rest home\assisted living use for approved ZMA200400024 (Old Trail NMD) which allows residential (3 - 34 units/acre) mixed with commercial, service and industrial uses. Approved number of units for Old Trail is between 1600 and 2200. No change to density is proposed. PROFFERS: Yes (Amendment to refer to revised Table 4 of the amended Code of Development) EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: CT5 - mixed residential and commercial uses. Residential density - 12 dwelling units per acre; 18 dwelling units per acre in a mixed use setting in the Community of Crozet. ENTRANCE CORRIDOR: Yes LOCATION: North side of Route 250 West, approximately 2,000+ feet west of the intersection of Miller School Rd. and Route 250. TAX MAP/PARCEL: 55E1 -A1 (portion) MAGISTERIAL DISTRICT: White Hall CHARACTER OF THE AREA The properties adjoining the parcel vary in their level and type of development. To the north of the property single and multifamily units are developed. These parcels are also known as Ballard Field and Upper Ballard Field. Located to the east of the property are residential developments as well as Henley Middle School and Brownsville Elementary School. The property located to the west of the subject site is the Old Trail Golf Course, and across the street is Western Albemarle High School. The south boundary of the site is Route 250, which has properties zoned residential, R1. Across the street (Route 250) property is zoned rural area, RA and highway commercial. The general character of the area is rural with some residential development and a few commercial and industrial uses intermixed. SPECIFICS OF PROPOSAL The applicant would like the opportunity to provide assisted living within the Old Trail development. This use is not allowed in the Code of Development. The request is to amend Table 4 of the Code of Development for ZMA 2004-024 (dated September 15, 2005) to add rest home, nursing home, convalescent home, orphanage or similar institution as an allowable land use. Assisted living is considered one of these types of uses. (See Attachment III) APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicant has indicated that the public benefit to this request will allow greater diversity of residential unit types and accommodate a greater range of age groups within Old Trail Village. ZMA 08-05 Old Trail Village Block 2 Planning Commission 11/11/08 Board of Supervisors 11/12/08 PLANNING AND ZONING HISTORY The subject tax map and parcel (TMP: 55E1 -A1) was created from the combination of several other parcels. ZMA 2004-024 was a rezoning from Rural Area, and Residential - RA, R1, and R6 zoning districts, to Neighborhood Model District - NMD for a combination of residential and commercial uses that was approved September 15, 2005. Since the rezoning in 2005, subdivisions, architectural review board, zoning clearance and site development plans have occurred that relate to the development of Old Trail Village. COMPREHENSIVE PLAN: The Land Use Plan designates this property as CT5 in the Community of Crozet. (See inset below) Approx. location of rezoni proposal. The CT 5 designation supports rest home/convalescent home for elderly members of the community. It is compatible with other CT 5 uses and other allowable uses in the Code of Development for Old Trail Village. ZMA 08-05 Old Trail Village Block 2 Planning Commission 11/11/08 Board of Supervisors 11/12/08 A Neighborhood Model analysis is not provided for this project since conformity with the Neighborhood Model was previously assessed with ZMA 2004-024. Relationship between the application and the purpose and intent of the requested zoning district The purpose and intent of the Neighborhood Model (NMD) district is to establish a planned development district in which traditional neighborhood development, as established in the County's Neighborhood Model, will occur. The NMD provides for compact, mixed-use developments with an urban scale, massing, density and an infrastructure configuration that integrates diversified uses within close proximity to each other within the development areas identified in the comprehensive plan. The only change proposed is for an additional use in the Old Trail development. Staff believes the request is consistent with the intent of the district and will provide an additional type of residential option in this development. Anticipated impact on public facilities and services Analysis of impact to streets, utilities, schools, stormwater management, fire, rescue, and police were assessed with ZMA 2004-024. No additional impact is expected by adding this use as an option. Anticipated impact on cultural and historic resources Impacts on cultural and historic resources were reviewed with ZMA 2004-024 and there are no known cultural and historic resources on the site. Anticipated impact on nearby and surrounding properties Staff does not anticipate the addition of rest home uses to the Code of Development to have any significant impact on nearby and surrounding properties. Public need and justification for the change This rezoning amendment will provide the possibility of additional residential unit types to the community as well as potentially serve needs of the elderly. PROFFERS The existing proffers have been revised to reflect the owner's desire to amend Table 4 of the Code of Development to add rest home, nursing home, convalescent home, orphanage or similar institution as a by right use. (See Attachment IV) The existing proffers, General Development Plan and the rest of the Code of Development are not changed with the amendment to Table 4. SUMMARY: Staff has identified the following factors favorable to the rezoning amendment requested: 1. The rezoning amendment is consistent with the Crozet Master Plan. 2. The addition of rest home as an allowable use provides variety to residential unit types. 3. Rest homes typically have low impacts on a community. Staff has identified no factors unfavorable to this request: ZMA 08-05 Old Trail Village Block 2 Planning Commission 11/11/08 Board of Supervisors 11/12/08 RECOMMENDED ACTION: ZMA 2008-005 Staff recommends approval of ZMA 2008-000005 Old Trail Village Block 2, inclusive of revised proffers, and revised Table 4 of the Code of Development ATTACHMENTS Attachment I — Location Map Attachment I I —Tax Map Attachment I I I — Amendment to Table 4 of the Code of Development, dated October 22, 2008, for ZMA 2004-024 (dated September 15, 2005) Attachment IV — Revised Proffer Statement dated October 23, 2008 ZMA 08-05 Old Trail Village Block 2 Planning Commission 11/11/08 Board of Supervisors 11/12/08